People v. Garland, 69 N.Y.2d 144 (1987)
A tenant’s legal right to occupy and possess an apartment, whether by lease or statute, constitutes “property” within the meaning of New York’s larceny statutes.
Summary
Defendant Garland was convicted of conspiracy and attempted grand larceny for attempting to deprive tenants of their rights to occupy their apartments through extortion. Garland argued that a tenant’s right to occupancy is not “property” under Penal Law § 155.00 (1), and thus, his actions were not criminal. The New York Court of Appeals affirmed the conviction, holding that a tenant’s right to possess and occupy an apartment, whether through a lease or statutory protections like rent control, does constitute “property” under the larceny statutes. The Court emphasized that “property” includes any thing of value and that a tenant’s right to occupancy falls within this definition. The Court also noted that the interest need not be transferable to constitute property.
Facts
Defendant Garland, acting as an agent for the owner of an apartment building, engaged in a conspiracy to steal tenants’ rights to occupy their apartments. This was done through extortion tactics. The specific rights at issue included rights arising from leases, rent control laws, and rent stabilization laws. The prosecution argued that Garland’s actions constituted attempted grand larceny because he was trying to steal something of value from the tenants.
Procedural History
Garland was convicted after a nonjury trial of conspiracy in the fourth degree and two counts of attempted grand larceny in the first degree. He appealed, challenging the fundamental basis of the larceny-related charges. The Appellate Division affirmed the conviction. Garland then appealed to the New York Court of Appeals, which also affirmed the conviction.
Issue(s)
Whether a tenant’s right to occupy and possess an apartment constitutes “property” as defined by Penal Law § 155.00 (1) for the purposes of larceny statutes.
Holding
Yes, because a tenant’s legal right to occupy and possess an apartment, whether by lease or under statute, is a thing of value and thus falls within the definition of “property” under Penal Law § 155.00 (1).
Court’s Reasoning
The Court of Appeals based its reasoning on the broad definition of “property” in Penal Law § 155.00 (1), which includes “any money, personal property, real property, computer data, computer program, thing in action, evidence of debt or contract, or any article, substance or thing of value”. The court relied on its prior decision in People v. Spatarella, 34 N.Y.2d 157 (1974), which held that a contractual right to service a restaurant was “property” for purposes of larceny by extortion, even if it was an intangible business relationship. The Court reasoned that when a lease is entered into, a landlord transfers the sole and exclusive right to possession to the tenant. Furthermore, rent-controlled and rent-stabilized tenants have a statutory right to continued possession. The court explicitly stated that “Tenants who have a legal right to occupy and possess an apartment, whether by lease or under statute, own ‘property’ as defined by Penal Law § 155.00 (1)”. The Court also dismissed the argument that an interest must be transferable to constitute property, citing Spatarella. The court’s decision underscores a broad interpretation of “property” to protect various rights and interests from theft and extortion.